Title
Certificate of Approval - PLN15-0136- Saikley Architects - 1732 Union Street. The
applicant requests a Certificate of Approval for a second story addition to an existing pre
1942 single family residence that will result in the removal of more than 30% of the value of the existing structure. The project has been determined to be exempt from the California Environmental Quality Act pursuant to Section 15301 - Existing Facilities - minor alterations of existing private structures.
Body
CITY OF ALAMEDA
Memorandum
To: Honorable Chair and
Members of the Historical Advisory Board
From: Henry Dong
Planner
Date: September 3, 2015
Re: Certificate of Approval - PLN15-0136- Saikley Architects - 1732 Union
Street. The applicant requests a Certificate of Approval for a second story
addition to an existing pre-1942 single family residence that will result in the removal of more than 30% of the value of the existing structure. The project has been determined to be exempt from the California Environmental Quality Act pursuant to Section 15301 - Existing Facilities- minor alterations of existing private structures.
PROPOSAL SUMMARY
On March 30, 2015, the applicant submitted an application for Design Review and Certificate of Approval for a building expansion that will result in the demolition of more than thirty percent (30%) of the value of a residence built in 1927. The existing structure is a small, approximately 764 square foot, two bedroom, one bath single-family home located on an approximately 2,240 square foot lot. The property is 40-feet wide by 56-feet deep. The lot depth of 56 feet is substantially shorter than the standard of 100 feet. As a result, any expansion of this residence must occur on the second story.
The proposed project adds approximately 532 square feet to the residence by relocating one bedroom to the second floor, adding an additional second floor bedroom, and enlarging the kitchen and living room on the first floor. Those portions of the residence to be removed include the existing roof, kitchen, bedroom, laundry room, bathroom, interior walls, windows, and the rear porch. The resulting size of the residence will be approximately 1,264 square feet in two stories. Because the addition will involve the removal of several rooms and the majority of the existing interior walls, constituting more than 30% of the value of the structure, the project requires a Certificate of Approval pursuant to Alameda Municipal Code (AMC) Subsection 13-21.7. While the structure was built prior to 1942, it is not listed in the Historical Building Study List.
STAFF ANALYSIS
Existing Appearance
The subject one-story structure is a stucco Craftsman bungalow built in 1927. The builder and owner for this structure is A. E. Waldman; however, the architect is unknown. The building has a modest design and the defining features are its low-pitched gabled roof, front porch and porch columns, and two multi-panel picture windows flanking the porch. There are no other architecturally distinctive features on the building. Building Permit history indicates that the home was reroofed in 1944. Original wood windows remain throughout the home, except one window on the rear elevation has been replaced with an aluminum double-hung window.
No Evidence of Historical Significance
While the modest bungalow was built in 1927, the structure does not represent the work of a master nor does it possess high artistic values. Many other bungalows exist in Alameda that exhibit greater architectural character and are better examples of bungalows popular during the early 1920s.
The property was also reviewed for potential associations to significant persons or events important in local, regional, state or national culture and history. While the building permit history reveals that the original owner of the property is an individual named A.E. Waldman, no further records can be found indicating this individual made any significant contributions to local history.
Proposed Design
The proposed design is a second-story addition to an existing Craftsman-style bungalow. The setback requirements for the property include a nine-foot front yard setback, a 12-foot rear yard setback, and five-foot side yard setbacks. The small building footprint and shallow lot depth restrict the alternatives available for expansion. The new second story will be constructed under a low-pitched gable roof featuring projecting eves consistent with the existing building. A gabled dormer is proposed on the front elevation to provide necessary interior space while reducing massing on the exterior. The building height will increase approximately 9 feet 3 inches from approximately 13 feet 8 inches to 23 feet, where the maximum building height in the R-3 zoning district is 35 feet. The surrounding two-story homes are generally taller than 20 feet. The new construction features a combination of shingled and stucco siding to break up the massing of the second story addition and provide articulation to the building. The low-pitch gabled roof forms and the front porch of the existing home will be preserved as part of the proposed design. The design also incorporates casement, fixed, and awning windows consistent with the original Craftsman bungalow style.
Conclusion
Based upon the findings in the draft resolution (Exhibit 1), staff is recommending that the Historical Advisory Board approve the Certificate of Approval. Staff would also welcome any direction from the Board regarding the proposed design of the addition. The project plans are attached as Exhibit 2 and the permit history is attached as Exhibit 4.
FINDINGS
The subject residence is not listed on the Historic Building Study List and is not considered a historic resource, however, the building was constructed prior to 1942 and requires approval of a Certificate of Approval. Staff recommends the following findings in support of the Certificate of Approval, which are criteria used to evaluate whether a property can qualify as a historic resource under State law.
The structure to be demolished does not embody distinctive characteristics of a type, period, region, or method of construction, nor does it represent the work of an important creative individual. Staff determined that the original structure cannot be attributed to any particular architect or builder. The existing structure does not possess high artistic value and does not reflect the work of a master. Many other bungalows exist in Alameda that exhibit greater architectural character and are better examples of bungalows popular during the early 1920s.
There are no events associated with this property that make a significant contribution to the history or cultural heritage of local or regional history. Review of City records and historical resources publications has not provided any additional information that suggests that this structure has historical and cultural merit.
The property is not associated with persons important to local, state or national history. Staff was unable to find any records that define the property as containing historical and cultural merit in association with the lives of important individuals. Review of City records, historical resources publications, and a search for other available records, it is unlikely this property had any important historical association.
The property does not yield any information important in prehistory or history. While the property was developed in the early 1900s, it is not likely to yield more information about prehistory or history of the local community than what is already known.
ENVIRONMENTAL REVIEW
This proposed project is Categorically Exempt from additional environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15301 - Existing Facilities - minor alterations of existing private structures.
PUBLIC NOTICE
This agenda item was advertised in the Alameda Journal and notices were mailed to residents and property owners within 300 feet of the project location. Staff has received five public comments on this project included as Exhibit 3.
RECOMMENDATION
Find the proposed project exempt from CEQA and adopt the attached Resolution approving the Certificate of Approval to allow removal of more than 30% of the value of a residential structure built before 1942.
RESPECTFULLY SUBMITTED BY:
HENRY DONG,
PROJECT PLANNER
Exhibits:
Draft Resolution
Project Plans
Public Comments
Building Permit History